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Beating the Bubble
1970-01-01 00:59:59
While there is much talk of the national housing market bubble, slower sales and lower prices, Bankrate has identified a number of markets that are "Bubble Blowers". These markets are holding steady or seeing upward movement, contrary to the rest of the country. Areas seeing this type of strength are: Boise (ID); El Paso (TX); Albuquerque (NM); Seattle (WA); Portland (OR); Salt Lake City (UT); Raleigh (NC); Philadelphia (PA); Little Rock (AR); Cincinatti (OH); Birmingham (AL); and, Atlanta (GA).Atlanta real estate holding strong is no surprise. Home sales in Atlanta, while consistent and showing moderate appreciation over the years, haven't seen the same level of (often absurd) increases that some other areas have seen, making it one of the country's more affordable metros and less prone to the drastic corrections experienced elsewhere.


Foreclosures Continue to Climb in Georgia
1970-01-01 00:59:59
With 2,665 new foreclosures across Georgia for the month of July, the numbers continue to climb. This jump represents a 30% increase from June '06 and is the highest number of foreclosure homes recorded so far this year for Georgia -- bringing the number of available bank-owned homes for sale to 7,244, according to data from foreclosures.com. As suggested in an earlier blog, the trend seems likely to continue as higher gas prices and mortgage rates (particularly for those being hit by ARM rate increases) take their toll on homeowners of low and high-priced homes alike. Stay tuned . . .
Read more: Foreclosures , Continue , Climb

Done Deal
1970-01-01 00:59:59
The proposed real estate exchange between the Pickens County government and Elite Development has gone through as expected (previously blogged here).On March 16th, 2006, the former Mountainside Hospital was given by Elite in exchange for the Landrum Federal Building, the old SideBar building, and $75,000 cash -- a deal supposedly valued at the time at around $1,275,000. The two buildings received by Elite in the exchange however, are now on the market with a combined list price right at $2 million. The county is moving ahead with plans to occupy the old hospital as new, non-judicial county offices, with an expected occupancy date of October '06, and anticipated remodel cost of $48-$54 per square foot. How that will all play out remains to be seen however . . .Traffic counts should pick up along this stretch of Hwy 53 (E Church St), as should commercial growth.Other commercial developments are popping up all over the county, with Bojangles and Walgreen's well under way, adding to that
Read more: Done Deal

Mortgage Rates Continue Upward Trend
1970-01-01 00:59:59
Average 30-year fixed-rate mortgage has edged over the 6% mark at 6.02 percent. (15-year fixed up to 5.71%). While not a dramatic change, and still historically low, it marks the continued climb of rates to levels not seen for several years. Combined with high (and rising) gas prices going into the travel season, higher construction costs, and inflationary concerns, the impact on the Georgia housing market is yet to be seen, but some impact is likely inevitable -- particularly in the area of starter homes / first time home buyers. Fortunately, metro Atlanta and Georgia still provide a comparatively affordable home market, and are less likely to suffer the current pricing "corrections" faced by some of the hotter markets nationwide. Without a significant upward move in long term rates, any shift is likely to be less than dramatic.Anyone thinking of selling or buying a home however, should remain alert to this rate climb, as well as general market trends, so as not to be caught unaware a
Read more: Continue , Mortgage , Rates , Mortgage Rates

Possle-Cue?
1970-01-01 00:59:59
The spread of roommate plans, in-law or teen suites, and most recently, "family duplexes", shows a growing trend away from the traditional "single-family" residential home as we know it.An interesting side note to these shifting demographics and housing trends is never more obvious than in the rising terminology for unmarried couples living together. Partners are having to define their relationships on loan applications and in the homebuying process, giving rise to everything from the standard "boyfriend", "girlfriend", to beau's, mates, and "Sig-O's" (significant others). Even data gatherers and the census has had to acknowledge this reality in the term POSSLQ ("Possle-Cue") . . . Person of the Opposite Sex Living Together, in their categorization of home occupants.It will be interesting to see what label becomes the generally accepted reference, if any, to this growing portion of the home buying and renting population . . .


Pickens County . . . Natural Disaster Area?
1970-01-01 00:59:59
Pickens County is one of 155 Georgia counties recently designated as a primary natural disaster area by the U.S. Department of Agriculture. As of August 2006, continued drought conditions throughout most of the state make qualifying farm operators eligible for low-interest emergency loans through USDA's Farm Service Agency. For more information on disaster relief, visit the Farm Service Agency site for Pickens County Georgia HERE.
Read more: Pickens , Natural , Disaster

Ably Asian Cuisine in Jasper Georgia
1970-01-01 00:59:59
Not that this is the food channel or that I'm a food critic by any means, but I'd like to make brief mention of a new eating establishment here in Pickens County, Georgia , worth checking out. Given our sad lack of stellar restaurants here in Jasper GA at which to eat, it is always welcome to see a new restaurant enter the scene that holds promise of better things to come. The restaurant in question -- Ably Asian Cuisine -- is tucked away on Noah Drive in the Jasper Mountain Highlands shopping center, across from Home Depot. Ably Asian Cuisine offers a mix of Chinese and Thai food at reasonable prices, and while I've tried only a couple of their dishes, I found the samplings to be rich and flavorful, and worth another taste. In particular, the Hot and Sour soup (a personal addiction) was of a superior quality to many other Chinese restaurants I've tried throughout North Georgia.The menu offers few surprises, but they do offer a vegeterian selection, and for several basic recipes you


New Home Construction Down 20%
1970-01-01 00:59:59
While new construction permits for the Atlanta area are the highest in the nation (blogged here), the news for builders in this area, as for around the country, still isn't great. As recently reported by the U.S. Department of Commerce, national housing starts for the month of August were down 6% -- much lower than expectations. Overall new home construction around the nation is down 20% compared to the same period last year.More telling as to the state of the market are incentives offered by new home builders in some areas. No longer are a big screen TV or countertop upgrade sufficient. Incentives are now running to thousands of dollars, from making mortgage payments on a buyer's current home, to assisting with the commission on the sale of a home. This drastic reduction in new residential construction shows that builders are finally acknowledging what has been in the cards for some time . . . an unmistakable slowdown in the housing market.Some areas of the country are worse off tha
Read more: Construction , New Home

100% Financing Land / Lot Loans
1970-01-01 00:59:59
Zero down financing on land / lot loans, while uncommon, are now offered through at least one mortgage broker here in Jasper Georgia. Lenders are generally reluctant to make 100%, nothing down real estate loans on unimproved land -- often requiring as much as a 30% down payment -- but this program offers lot purchase loans with low or no downpayment, provided certain criteria are met. Specifically, this 100% financing is offered strictly on landlots in developed subdivisions, with all utilities on site. Financing on up to 5 acres, with loan amounts up to $1,000,000. Minimum 640 credit score (other restrictions and requirements may apply).Offered through Active Mortgage, 12 Sammy McGhee Boulevard, Suite 201, Jasper, GA 30143. Contact: Andrea Meador, President.Probably other 100% land loans out there . . . will keep an eye out.
Read more: Loans

Atlanta Metro New Home Construction Still Strong
1970-01-01 00:59:59
The 28-county Atlanta Metropolitan Statistical Area (MSA) led the nation in number of building permits issued for new home construction through the first five months of 2006. If this holds for the remainder of the year, it will lead the nation for a 13th year. Home building executives hold out for a stable new-home industry in the Atlanta / North Georgia area, compared to some of the declines experienced elsewhere. Median prices and average price increases however remain below most other metro areas examined. (Source: Atlanta Business Chronicle /
Read more: Construction , New Home , Strong

Georgia Marble Festival - Pickens County, GA
1970-01-01 00:59:59
The annual Georgia Marble Festival (held each fall here in Jasper Georgia) is fast approaching. This year it will be held the weekend of October 7th & 8th. After the Marble Festival parade through downtown Jasper kicks things off, events and activities include tours of the world's largest open pit marble quarry, over 100 arts & crafts booths, a fine art competition / exhibition, live music, dancing, food, a classic car show, and much more. Children under 12 - free. Students - $3. Adults - $4. Tour of the quarry at Georgia Marble Company's Tate operation - $10. Good fun for all ages and definitely worth checking out.
Read more: Pickens , County , Pickens County

Energy Efficient Homeownership -- 13 SEER Required for '06
1970-01-01 00:59:59
Recent government regulations, while a benificial move in the long term, are likely to require some short term adjustments for builders, heating & air contractors, and home buyers.As of January 23, 2006, minimum SEER rating (Seasonal Energy Efficiency Ratio) requirements for all newly manufactured A/C units climbs from a minimim rating of 10 to that of 13. The new units will be larger and therefore likely more costly for installation, but any additional expense should be more than offset by the projected 30% increase in energy efficiency.While there is no replacement requirement for existing 10 SEER units, a gradual phase out is inevitable, as supply dimishes and older units are replaced. A certain side effect of this type of obsolescence for the 10 SEER in years to come, as with any outdated product, is difficulty in obtaining parts and repair services. With this in mind, homeowners looking to replace an A/C unit now might do well to go ahead and plan a switch to the larger unit, whil


Georgia Foreclosure Rate Highest in Nation . . . Again
1970-01-01 00:59:59
According to data just released by RealtyTrac, foreclosures nationwide showed a 13% increase in February over the prior month for properties entering some stage of foreclosure . . . a 68% increase over February 2005. Foreclosure s topped 100,000 for the 2nd month in a row, and marks the 3rd straight month of increased foreclosure rates.Georgia , with 9,421 properties entering some stage of foreclosure in February, showed the highest rate in the nation (1 out of every 329 households), for the 2nd straight month. A 28% climb month on month, and doubling since the same time last year.Many homes in Jasper and Pickens County fall into this foreclosure category, with a constant inventory of foreclosed bank and HUD owned houses available on the market.For updated information on Pickens County GA foreclosures, Jasper GA foreclosures, or other Jasper Georgia real estate information, visit www.PickensRealEstateInfo.com
Read more: Again

Farewell to Oscar "Rock Man" Robertson
1970-01-01 00:59:59
On Thursday, October 25th, 2005, 81 year-old Oscar Robertson of Ball Ground, Ga, passed away.For those closest to him, perhaps it was expected. For those on the outside it comes as a bit of a shock. Oscar was not only an eccentric small town legend, but for many, almost a fixture . . . as vital a symbol to Ball Ground Georgia as any centuries old tourist attraction. He was a part of Ball Ground's uniqueness for as long as many of us can remember, even if we didn't know him personally, and somehow there was the sense that he would always be there. Many a Sunday, passing through Ball Ground with its row of rock-crammed storefronts, we would see Oscar parked on the side of the road, the guardian of his rocks, watching like a jealous lover as people stopped to stare at the treasures behind locked doors and dark windows. All day, just sitting in his truck, watching. Selling only to a chosen few. We didn't dare stop however. We'd heard the rumors. Oscar was a notorious grouch and defende
Read more: Farewell

"Earth to America"
1970-01-01 00:59:59
Global Warming finally received a moment "in the sun".TBS aired "Earth to America " a comedy special geared toward raising awareness and interest in this very real threat to our planet. Hopefully it achieved its goal.I know the next morning I promptly signed up for the virtual march on Washington D.C. at www.StopGlobalWarming.Org . . . joining 228,294 others (at this writing), so maybe it did achieve something.(Now for a prime time event on a major network!)It would also be nice to see the US Mayors Climate Protection Agreement spread to smaller cities, such as my hometown of Jasper Georgia . . . regardless of participation in the 2005 Conference of Mayors or not. In fact small towns are a great place to start the fight.A combination of voluntary and mandated building practices in the real estate industry, designed to create homes that are less energy-consumptive and more environmentally friendly, would be a start. County and city development authorities must focus on better parks and


"Toney" Award
1970-01-01 00:59:59
Interested in knowing more about Pickens County Georgia? Thanks in large part to the efforts of Pickens County Economic Development Director, Larry Toney, Pickens finally has its own official website: http://www.pickenscountyga.gov/This site is rich in content and well laid out, making it a valuable Pickens County resource covering Pickens County government, courts, taxes, permits, ordinances, schedules and a whole lot more. I applaud Mr. Toney for helping us catch up with surrounding counties that have had a web presence for some time, and for making it convenient for visitors, newcomers and residents alike to get the answers they need. (I know as a real estate professional I've spent many hours online, or in trips up to government offices, digging around for answers to many of the questions answered by this site . . . definitely saves me some time! Maybe it will you too . . .)Thanks Larry! Keep up the good work.For more information on Pickens County and Jasper Georgia, you can
Read more: Award

Green Thumbs-Up
1970-01-01 00:59:59
More and more, the real estate industry is showing signs of awakening to the green movement.Aside from consumer demand for more environmentally friendly, "healthier" homes, there is finally a shift to actually acknowledge and reward green construction. The US Green Building Council is testing a pilot Leadership in Energy and Environmental Design (LEED) program, traditionally used in commercial construction, as a rating system for residential property. Homes and builders qualifying under this program will incorporate conservation of water, materials and energy, as well as improving ventilation systems, pollutant control and filtration. (Source: Home Energy, 11/01/05)Coupled with the rise of Energy Efficient Mortgages (EEM), which add estimated energy savings to qualifying income and monthly payments for borrowers, it is likely that we will see more green construction in coming years. Generally, under such incentives, a borrower can figure on adding upwards of 15% to the home's value fo


Market Update
1970-01-01 00:59:59
While the Atlanta metro area hasn't shown the same explosive gains as some of the "hot" markets around the country, such as areas in Florida, California, Las Vegas and other growing metro areas, which have posted price increases up to 47% in a twelve-month period, Atlanta's more reserved 7.5 % year-on-year price growth, with overall home sales up 8.9%, still has import for those in the Jasper, Georgia real estate market.With the average home sale price in Atlanta above the $250,000 mark (and still below where it should be based on 10-year averages), and only a minor slow down expected in the short term, where does that put buyers who cannot afford a $250,000 home? At one time the answer was Forsyth, Cherokee, and Gwinnett Counties. But these markets are experiencing their own growth. Average home sales in Cherokee for 2005 fall in the range of $230-$250K, while Forsyth now exceeds the $300K mark. By comparison, in the same time frame, nearly 70% of Pickens County homes that sold, did
Read more: Update , Market

New Fannie Mae Loan Limits
1970-01-01 00:59:59
Conforming loan limits on loans purchased by Fannie Mae and Freddie Mac will take a big jump in 2006, rising from $359,650 to $417,000. This jump will make an estimated 466,326 additional homebuyers eligible for conforming loans, which are generally less costly than jumbo loans. Caps on 2-family, 3-family and 4-family homes have likewise increased to: $533,850; $645,300; and $801,950, respectively.While the average purchase price and mortgage amount for Pickens County Georgia real estate is well below this number (less than half), it is a number worth keeping in mind. Sellers thinking of putting a higher-priced home on the market in Jasper Ga, should consider keeping their ask price just under 80% or 100% of this loan limit. For example, rather than $425,000, price your home at $420,000 to allow potential buyers to qualify for 100% financing opportunities. Or, rather than $525,000, accept $520,000 to allow for 80% financing. Jasper Georgia real estate moves relatively slowly in the hig
Read more: Limits

Big Canoe Georgia Lot for Sale
1970-01-01 00:59:59
JUST LISTED-- Big Canoe Real Estate for Sale:Great opportunity to purchase an affordable lot in the upscale gated community of Big Canoe Georgia . Just under 3/4 acre, this buildable parcel of land offers mountain views, privacy, and access to all the amenities Big Canoe Ga has to offer -- Golf; Tennis; Lakes; Fishing; Marina; Parks; Playground; Ball Field; Fitness Center; Swim Club; Walking Trails; Dining; Pro Shop; Non-Denominational Chapel; Private School; Security; Botanical Garden; Greenspace Preserve: and so much more. Big Canoe real estate includes gorgeous homes from the 200's to $1 million plus, and homesites that include mountain views (and Atlanta skyline views), lake views, lake frontage, golf views . . . whatever your taste.Located on Valley View Drive in the Toland Mountain area, this newly available Big Canoe lot is priced well below the vast majority of land for sale in Big Canoe Georgia. A great opportunity, not to be missed!For details CLICK HERE, orView a VIRTUAL TOU


Rates Up . . . Sales Down
1970-01-01 00:59:59
Pending home sales showed a 5.5% year-on-year decline for December 2005, coming on the heels of a 3% year-on-year decline for November 05. All in all indicators continue to show a slightly softening home sales environment around the country. More on the local environment later (which doesn't seem to have been drastically impacted, as of yet).Overnight rates dipped to 5.76% after an increase the previous night, and week-on-week comparisons show an increase in average contract interest for the past week at 6.02% (as reported by Bankrate.com). Overall still very good rates and while there seems to be a general consensus that rates will continue to gradually climb in '06, expectations are for a leveling out without dramatic negative impact on homebuyers and the housing market.
Read more: Rates , Sales

Foreclosures on the Rise?
1970-01-01 00:59:59
Recent reports by RealtyTrac and Foreclosure.com each show a jump in the number of foreclosures for December '05 over November. Regardless of whose numbers you use, the totals are not great. RealtyTrac published a foreclosure count of 81,290 nationwide, and indicated this was a 13.5% increase from their November data. Foreclosure.com on the other showed 91,905 foreclosure properties, which was a 12.7% change from November.The fact that the two sources disagree on their numbers (and usually provide different data in their "foreclosure alerts" as well), doesn't change the broader economic picture. Particularly since October '05 showed similar gains in foreclosed homes. Clearly some homeowners are struggling as we move into a higher-interest rate environment and the end result of ARMs, interest only loans, higher Fannie Mae and Freddie Mac limits (programs originally designed to provide housing--not luxury living--opportunities), and relaxed lender requirements, in the mortgage & refin
Read more: Foreclosures

Follow the Money
1970-01-01 00:59:59
For any commercial real estate investors in Jasper, the proposed real estate trade between Pickens County and Craig Meffert / Elite Development, LLC, reported to involve the trade of the old hospital in exchange for the old Post Office and former SideBar Grill, (both owned by the county) along with $75,000 in cash, is worth watching. It seems most deals involving Elite Development are.First question is, is it a fair deal? Depends.Depends on what Elite Development plan to do with their acquisitions and depends on how succesful they are in doing so, more so than the appraised value of these buildings. But my guess is they can't lose.The Pickens County government paid around $450,000 for the SideBar out of foreclosure . . . and in my opinion it's worth every penny and then some. This is a great looking building, in a prime location in the heart of downtown Jasper Georgia, across from the recession-proof, slow-down proof courthouse -- which can only thrive in years to come, as does any "
Read more: Money

Ranking Georgia . . . Closing Costs
1970-01-01 00:59:59
When it comes to average closing costs, how does Georgia stand up to the rest of the country?In a recent survey conducted by Bankrate.com, the state with the highest average closing costs, as would be expected, was New York. However, the study also revealed that generally there wasn't a huge variation in settlement costs from state to state, and that charges by title companies for title searches and insurance were more likely to cause the difference, more so than costs imposed by lenders themselves.At $2,826 per closing, Georgia ranked number 19 nationwide in mortgage closing costs (taxes, escrows, home insurance, utility prorations, etc. not included), with a national average of $2,748. (High = $3,907. Low = $2,101.)Of course, these are mortgage associated expenses only. Actual funds needed for closing will increase with any downpayments, taxes, insurance, escrows, interest prepayments, and prorations factored in at settlement. Consult with your real estate attorney, or have yo
Read more: Costs , Ranking

North Georgia Development on the Rise
1970-01-01 00:59:59
With all the talk of market slow downs across the country, builder incentives to help sell new homes, and sellers unable to sell their homes, it is surprising to see the numbers on proposed new developments for the North Georgia area.Cherokee County has proposals on the books for approximately $500 million worth of new residential and mixed-use projects, including a 4,000-acre development just north of Lake Allatoona in West Cherokee, currently projected at around 12,000 homes. The Waleska and Ball Ground areas of the county are likewise seeing some large scale projects in the works. Cherokee however has had a very strong real estate market for the past few years and is growing the infrastructure to handle this growth (although expansion of 575 is likely to become a hot button issue before long, as bottle-necks continue to increase and as commute times lengthen from Canton to I-75). But what of Jasper?According to the latest numbers from the Pickens County Land Development Office, deve
Read more: North Georgia

Jasper / Pickens County Image Series
2007-03-04 18:00:00
Based on the level of activity and interest this blog draws from outside of the county, I thought I might on a periodic basis start adding some pictures of Jasper , Pickens County and the North Georgia area in general to the site. We have such a wealth of beauty and points of interest, everything from natural flora, fauna and features, to historic buildings and places of interest (and yes, even people of note), that I thought this would add a nice feature to my posts to be shared with the world at large. Of course, for my local readers, you can also use this feature to share with friends and family outside of Pickens County .If I need to make setting adjustments to accomodate my email subscribers, please let me know. (Feedback is welcome from anybody, not just my subscribers, so send me your thoughts and comments. If you have ideas for suitable images to add, or have some of your own you would like to share, just let me know!)To start off the series, I thought I would use some shots I to
Read more: Image

Active Adult Communities Take Hold in North Georgia
2007-03-11 16:20:00
Baby Boomers are the buzz. No doubt about it.Less than surprising of course . . . just check out the numbers! (Boomer Stats)Marketing dollars follow the money, and Boomers control a lot of that money -- which is probably why there's a related story every time we log on or tune in! While builders and developers in the real estate arena have been somewhat slow on the uptake, there are a growing number of residential communities that now cater specifically to the growing ranks of active buyers among seniors in residential real estate markets around the country. These developments are mostly located close to major urban areas, but a few now dot the North Georgia landscape as well, with more sure to follow.These "Active Adult " or "Retirement" Communities take many shapes and forms, and it falls on the buyer to understand these differences and make an informed choice based upon individual needs.Some communities bill themselves as catering to active adults or retirees, but don't place any a
Read more: Active Adult , North Georgia

Subprime Loans & ARM's -- Foundation for Growing Delinquencies & Foreclosures?
2007-03-17 11:45:00
Over the past few days, subrime loans and adjustable rate mortgages (ARM's) have suddenly taken front page media status as an impending national crisis. With the dreaded "housing bubble" that never really burst (it just deflated a little in some areas, and is showing renewed resilience in others), perhaps this just fits the bill of a new hot topic to keep us distracted and fearful, but in fact the numbers really are starting to add up . . .In several previous posts I have discussed the growing foreclosure rate in Georgia and suggested faulty lending practices as a underlying part of that trend. As some of the big players in the financial markets now look at taking a hit in the wallet as a result of these shortcomings in the lending process, perhaps there will be a "discovery" of newfound concern for the consumer, finally turning the spotlight on a problem that hasn't sprung up overnight, but grown steadily for a number of years.Freddie Mac -- which buys mostly mortgage-backed securit
Read more: Subprime , Loans , Foundation , Growing , Foreclosures

PreApproval DisApproval
2005-11-04 20:26:00
There's some buzz about a standardized "pre-approval" letter to be used by lending industry . . . one that might actually be worth the paper it's printed on! HOORAY! About time.But can lenders get it right?It used to be that a purchase and sale offer for real estate when accompanied by a pre-approval letter carried more weight than an offer without. Personally, I now find myself eyeing any "pre-approval" letter like an ex-girlfriend who "just wants to stay friends" . . . yeah right! Some people will say anything just to keep you in their sights. These letters simply keep the borrower cuffed to the hand that wrote it. More and more real estate industry professionals are speaking in favor of standardization, as do those in the general public who have experienced the grindingly slow "post"-preapproval process.So, bring it on. Let's return to the good old days of accountability, due diligence and . . . hey, let's call it what it is . . . ethics. Okay, so maybe those good old days neve


55+ / Active Adult Places to Live in North Georgia
2007-03-24 16:29:00
As promised in the tail end of an earlier blog post as to the growth of Active Adult (55+) communities in North Georgia , here is a partial list of some such neighborhoods that fall within the Cherokee, Fannin, Forsyth , and Lumpkin County area, including one development in Hall County on Lake Lanier.Blue Ridge:Blue Ridge Villas - Gated, Clubhouse, Views ($200's)Blue Ridge Golf & River Club - Gated, Golf, Clubhouse, Fitness, Swim, Tennis, RiverThe Mountain Resort - HomesitesCanton:Seasons @ Laurel Canyon - Gated, Views, Golf, Clubhouse, Indoor / Outdoor Pools,Tennis Courts, Health / Fitness / Aerobics Center, Lake, Amphitheater, Greenhouse /Community Gardens, Arts & Crafts Studio, Theater / Performing Arts Center, Billiard /Card Rooms ($200's - $300's)Cumming:Kingswood - Swim, Tennis ($200's+)Peachtree Court - Pool ($200's)Peppertree Crossing - Duplex, Garden & Town Homes, Gated, Clubhouse, Pool, Tennis,Putting Green, Card Room, Billiards ($100's)The Orchards of Brannon Oa
Read more: Places , Active Adult , North Georgia

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